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Home My WebLink About2000 12-14 PCP t: • PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER DECEMBER 14, 2000 REGULAR SESSION 1. Call to Order: 7:30 p.m. 2. Roll Call 3. Approval of Minutes - November 30, 2000 4. Chairperson's Explanation ` ne Manning %ommission is an advisory body. One of the Commission's functions is to hold public hearings. In the matters concerned in these hearings, the Commission makes recommendations to the City Council. The City Council makes all final decisions in these matters. 5. Blumentals /Architecture Inc. 2000 -023 Request for site and building plan approval for a 1,829 sq. ft. addition to the buildings at 5001 Drew Avenue North. 6. Other Business a. 2001 Planning Commission Meeting Schedule 7. Adjournment • Application Filed on 11 -30 -00 • City Council Action Should Be Taken By 1 -29 -01 (60 Days) Planning Commission Information Sheet Application No. 2000 -023 Applicant: Blumentals /Architecture Inc. Location: 5001 Drew Ave N Request: Site and Building Plan Approval The applicant, Blumentals /Architecture Inc. on behalf of the owner, William R. Stoner, is requesting site and building plan approval for a 1,829 sq. ft. addition connecting two existing structures located at 5001 Drew Avenue North. The property is located at the northwest corner of Drew and 50` Avenues North. It is bounded on the north by R -1 zoned land containing a single family home; on the east by Drew Avenue with R -5 zoned property on the opposite side of the street; on the south by 50' Avenue with I -2 zoned property on the opposite side of the street; r and the west by zoned land containing a four plex addressed as 3616 v�' Avenue North.. This property was the subject of a rezoning from C -2 (Commerce) to C -1 (Service /Office) under Planning Commission Application No. 98021 in October and November of 1998. The reason for that down zoning of property was to limit the allowable commercial uses of the property to strictly service /office uses which would allow an expansion of the building on the site and reduce the buffer zone required where more intense general commerce uses abut residentially zoned • property. The proposed building addition would connect the two existing buildings on the site. The westerly building has been an accessory storage facility existing on the property prior to 1979. A gasoline station occupied the easterly building on the site prior to 1979 when it was converted to a restaurant. That building has been used for a variety of commercial uses since that time. Stoner and Associates utilizes the buildings as an office with accessory storage and a display studio at this time. They are in the outdoor furniture business. The planned expansion would be for some additional office and meeting room space plus more storage. ACCESS/PARKING Access to the site would continue with two existing curb cuts leading to parking on the site. Also, a curb cut and driveway currently exist in front of (50 Avenue) the storage facility. A new curb cut would be added on Drew Avenue to access new parking spaces to be provided on the north side of the building. The City Engineer has reviewed the proposal and does not have a problem with the additional access given the limited traffic associated with the use and the traffic in the immediate area. He anticipates no problems associated with this proposal. It should be pointed out that Section 35 -703 limits driveway separations on a single parcel in the business or industrial zoning districts to be at least 50 ft. apart, measured at the property line. The proposed plan shows the new access to be a little over 45 ft. from the existing one on Drew Avenue. Appropriate adjustments should be made to comply with this zoning ordinance provision. The • 12 -14 -00 Page 1 plan calls for 14 parking spaces on the site to accommodate 1,977 sq. ft. of office space and 2,950 sq. ft. of storage /studio or non - office space. The applicant is requesting consideration so that they would be required only to meet the service /office parking formula of one space for every 200 sq. ft. of actual office space and one space for every 800 sq. ft. for the storage /studio area. They have indicated a willingness to file a deed restriction to assure no greater occupancy than this for themselves and for future building owners. This type of restriction has been done in the past on a limited basis with a properly drafted deed restriction which is filed with the title to the property. DRAINAGE /GRADING/UTILITIES Little is anticipated in the need for drainage revisions to the site. The City Engineer has reviewed the plan and is comfortable with the proposed drainage. Utilities are existing in the right -of -way and no new additional utility hook ups are anticipated. B -612 curb and gutter will be required around all new driveway and parking areas. The site is less than five acres in area and no Watershed review is required. It should be noted that the addition and connection of the results in a building, well in excess Z,(!00 sq: ft, All of the b�.ailclings will h..a to � have a fire sprinkler system that meets NFPA standards and be connected to a central monitoring device in accordance with city ordinances. The applicants have been advised of this requirement and will comply. LAND S CPAING /SCREENING As part of the site and building plan submittal, the applicant has submitted a landscape plan showing existing and proposed landscaping for the site. The site is approximately 20,250 sq. ft. in area requiring a minimum of 100 landscape points. The plan shows two existing shade trees and they plan to provide three additional trees between the two Drew Avenue entrances and to the north of the new entrance. There is a total of seven coniferous trees, four existing and three proposed. These trees are located along the 50"' Avenue green strip. A total of 19 shrubs will be provided including two existing juniper shrubs and two new juniper shrubs along the base of the building as well as ten new viburnum shrub in the green strip. Also a thick growth of lilac shrubs along the north property line exist. A new decorative tree will be placed by the front entrance to the building. All in all the total landscape points to be provided are 103, slightly in excess of the 100 required for this site. The zoning ordinance requires a 15 ft. buffer strip where C -1 uses abut R -1, R -2 or R -3 zoned property. This is being provided along the north property line. This provision of the ordinance also requires sufficient screening of the C -1 use including parking, from the abutting R -1 use with a minimum four foot high opaque fence or wall, or Council approved substitute. It should be noted that a six foot high wood fence is shown on the survey surrounding the north and west property lines of this site, however, the fence is on neighboring property. Practically speaking it does provide screening of the C -1 use from the neighboring residential uses. Control of this screening device is not with the applicant and can be removed. It is important that approval of this application acknowledge sufficient screening of this site should the existing screening be discontinued. The Commission may wish to look at the site in more detail and perhaps require additional plantings or other type screening to assure that proper screening is provided. 12 -14 -00 . Page 2 BUILDING As mentioned previously, the applicant's proposal is to connect the two existing buildings on the site with an approximate 1,829 sq. ft. addition between the two buildings. The new addition would provide storage and showroom space in addition to office and meeting room space. Internal connections between the existing spaces would also be provided. The building elevations show a stucco finish around all four sides of the building. A new double door entrance will be provided at the southeast corner of the building. It is my understanding that some of the wood mansard on the site will be removed. More detail about the building elevations is in order. LIGHTING /TRASH A new trash enclosure area is shown at the northwest portion of the site. No material is indicated on the plan. It is recommended that the trash enclosure facility be masonry, matching the exterior of the main building. It should also be noted that solid opaque gates are required. No lighting is indicated on the site plan and it is not anticipated that freestanding lighting will be provided on the' Wall mounted - fixtures could be included but, again, are not indicated. The chief concern with any lighting is that it be directed down onto the site and not create glare. RECOMMENDATION All in all, the plans appear to be in order and approval of this application is recommended subject to at least the following conditions: • 1. The building plans are subject to review and approval b the pp y Building Official with respect to applicable codes prior to the issuance of permits 2. Grading, drainage and utility plans are subject to review and approval by the City Engineer prior to the issuance of permits. 3. A site performance agreement and supporting financial guarantee in an amount to be determined based on cost estimates shall be submitted prior to the issuance of building permits to assure completion of all approved site improvements. 4. Any outside trash disposal facilities and rooftop or on ground mechanical equipment shall be appropriately screened from view. 5. The entire building is to equipped with an automatic fire extinguishing system to meet NFPA standards and shall be connected to a central monitoring device in accordance with Chapter 5 of the city ordinances. 6. An underground irrigation system shall be installed in all landscaped areas to facilitate site maintenance. • 12 -14 -00 Page 3 7. Plan approval is exclusive of all signery which is subject to Chapter 34 of the city ordinances. 8. B -612 curb and gutter shall be provided around all parking and driving areas. 9. The applicant shall submit an as built survey of the property, improvements and utility service lines prior to release of the performance guarantee. 10. The applicant shall provide appropriate erosion and sediment control devices on the site during construction as approved by the City Engineering department. 11. The plans shall be modified prior to issuance of building permits to provide a minimum of 50 feet between the accesses on Drew Avenue and to provide additional shrubs for screening purposes along the north side of the site. 12 The lan- dwape screening plan, as re ;rised,- is deemed to aPpr � P ria *e screening meeting the intent of the city ordinance for screening between a service /office use and R -1 zoned property. 13. The owner of the property shall enter into a restrictive covenant, as approved by the City Attorney, limiting the occupancy of the building to that comprehended by available parking. Said covenant shall be filed as a deed restriction with the title to the property at Hennepin County. . 12 -14 -00 Page 4 - .� � _ ■ �� , iii .� � .IL �, I .. _ r ' . � � , 111 i� ♦ � ` .� ■r� • ��, Iiiiliil■ i .. .� iii 1111■ v1�'% � � ; - • • , '. 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